The Fair Share Report
103 E Cape Cod Ln
Long Beach, NJ 08043
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $3,119,884 – $3,999,310, from 12 comparable Long Beach sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Long Beach assessments sit below market value — republished every October, applied town-wide. A $3,372,608 home should be assessed near $2,206,023.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $102,223 below what the ratio math suggests (4.6%).
Step 4 · The tax rate — same for every Long Beach home
$0.253 Schools · 28% $0.439 County · 48% $0.220 Town · 24%
Step 5 · The bill
This home vs. every recent Long Beach sale · assessed ÷ market
38%81%
Paying about right
This home's ratio lands inside Long Beach's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 15 W HARDING AVE | 2025-08 | $2,900,000 | 2,828 | 50.6% |
| 4302 S LONG BEACH BLVD | 2025-04 | $3,600,000 | 2,922 | 49.7% |
| 17 W HARDING AVE | 2026-01 | $2,650,000 | 2,808 | 55.0% |
| 9 W SUMNER AVE | 2026-05 | $2,475,000 | 3,132 | 59.3% |
| 115 E VIRGINIA AVE | 2025-02 | $3,750,000 | 3,082 | 59.9% |
| 104 E HOBART AVE | 2026-04 | $2,845,000 | 2,836 | 56.8% |
| 4803 S LONG BEACH BLVD | 2025-03 | $4,900,000 | 3,924 | 62.6% |
| 10 W JUDITH AVE | 2025-12 | $2,550,000 | 2,766 | 55.5% |
| 11 E MEARS AVE | 2025-01 | $3,000,000 | 2,979 | 60.8% |
| 109 E TEXAS AVE | 2026-01 | $3,173,330 | 2,739 | 56.0% |
| 12 E 45TH STREET | 2025-02 | $2,400,000 | 2,282 | 56.1% |
| 24 E 50TH STREET | 2025-06 | $2,295,000 | 2,356 | 57.8% |
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